Texarkana, TX-AR
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.74×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Texas
- 2.95×-0.21
- vs U.S.
- 3.43×-0.69
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
24.0%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Texas
- 23.2%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.69%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Texas
- 5.06%+0.63
- vs U.S.
- 4.35%+1.35
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.00%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Texas
- -0.00%=
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.09
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Texas
- 5.01
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.2%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Texas
- 3.7%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+47.2%
homeValues.yearOverYear
+0.9%
Median home value
$150,800
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $868 | $10,416 | 18.9% |
| 2 BR | $1,101 | $13,212 | 24.0% |
| 3 BR | $1,369 | $16,428 | 29.8% |
Labor market direction
Unemployment
4.2%
Median household income
$55,046
What's being built
Total TTM
161
+0.7% YoY
Single-family
79
2–4 unit
77
5+ unit
5
All 3 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Bowie County | 92,747 | $161,300 | $59,295 | 134 | +1.5% |
| Miller County | 42,682 | $148,200 | $49,983 | 27 | -3.6% |
| Little River County | 12,024 | $113,400 | $52,241 | 0 |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Texarkana | 147,453 | $55,046 | 2.74× | 5.69% | +47.2% | 1.09 | 4.2% |
| Valdosta, GA | 148,203 | $54,581 | — | — | +59.4% | — | 3.6% |
| Albany, GA | 147,716 | $54,219 | — | — | +56.4% | — | 4.0% |
| Alexandria, LA | 151,721 | $56,492 | — | — | +25.5% | — | 3.7% |
| Dothan, AL | 150,969 | $56,772 | — | — | +49.1% | — | 2.3% |
| Rocky Mount, NC | 144,082 | $57,437 | — | — | +52.7% | — | 4.8% |
Where people are moving in from
Net migration
-7
-0.00% of population
| Origin county | Tax returns |
|---|---|
| Bowie County, TX | 681 |
| Miller County, AR | 652 |
| Cass County, TX | 169 |
| Dallas County, TX | 120 |
| Little River County, AR | 107 |
| Hempstead County, AR | 99 |
Who lives in Texarkana
- Median age
- 39
- Bachelor's+
- 19.9%
- Owner-occupancy
- 64.9%
- Vacancy rate
- 14.9%
- Rent burdened (30%+)
- 45.0%
- Median household income
- $55,046
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.